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Planning appeal decision

Dismissed21 October 20253368982

28 Douglas Road, Horfield, Bristol, BS7 0JD

Planning appeal 3368982 at 28 Douglas Road, Horfield, Bristol, BS7 0JD (Bristol City Council) was dismissed on 21 October 2025 by Inspector Smith J, by written representations. The main issue, as the Inspector framed it: whether the development would lead to an overconcentration of House in Multiple Occupation (HMO) properties.

change of use from single dwelling to 5 person HMO (Use Class C4)

Authority
Bristol City Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Change of use
Inspector
Smith J
Postcode
BS7 0JD

Main issues, as the Inspector framed them

  • whether the development would lead to an overconcentration of House in Multiple Occupation (HMO) properties
  • whether the development would provide adequate storage for bicycle and waste and recycling stores

What decided it

The proposal conflicts with the development plan through overconcentration of HMOs (18.79% against 10% threshold), creation of a sandwiching effect on neighbouring family dwellings, and inadequate provision for waste and bicycle storage, with no material considerations of sufficient weight to justify approval contrary to the development plan.

What the Inspector cited

Development plan policies
Policy DM2Policy BCS10Policy DM23Policy DM32

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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More decisions in Bristol City Council

The authority’s record since 2016 · every decision in 2025

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  2. Allowed22 October 20266011341
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  4. Dismissed12 October 20266015349
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  5. Dismissed12 August 20266005564
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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.